How much longer can this record expansion last? – The Property Chronicle
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How much longer can this record expansion last?

The Economist

Several shocks, both positive and negative, have prevented the US economy entering an overdue recessionary phase

The US economy is in its longest economic expansion on record. The unemployment rate fell to a 50-year low of 3.5% in September (see figure 1). Unemployment is a good way of observing the economic cycle. It does not correlate exactly with economic growth, but it gives a good picture of demand conditions and it reflects most people’s perception of the state of the economy (it is closely related to the real estate vacancy rates, for instance). To understand why this latest cycle has been so long in the US, we need a theory of why recessions happen.

Typically, after a period of sustained above-trend economic growth, aggregate demand catches up with aggregate supply and inflation begins to rise. Interest rates move up to control prices, but often not quickly enough because poor economic data create policy lags. Explosive late-cycle growth sets in, mainly due to over-aggressive lending by banks and often in response to buoyant real estate conditions or high rates of new business creation. Inflation rises sharply and interest rates must play a quick game of catch-up. Economic activity slows and a realisation occurs in the banking business or household sectors that debts cannot be repaid as planned. A recession ensues.

So why hasn’t it happened this time? The answer lies in low inflation and a sustained period of below-trend growth. In the US, three negative demand shocks and two positive supply shocks have created a slow but sustainable economic expansion, in which inflation has not shown up.

The first of the three negative demand shocks was the eurozone crisis of 2011-12. Following a brief recovery from the Great Recession, the eurozone economy entered a multi- year downturn as several members looked likely to default on sovereign debt obligations. Inflation dipped below 1%.Consumer and business confidence dropped in the US and the softness affected US exports in 2012 and 2013. It also weighed on the US stock market and bank lending (see figure 3).

The Economist

About Richard Barkham

Richard Barkham

Richard is a specialist in macro and real estate economics. He joined CBRE in 2014 as Executive Director and Global Chief Economist. Prior to taking up his position with CBRE Richard was a Director of Research for the Grosvenor Group an international business with circa $10bn of capital under management in real estate. He was also a non-Executive Director of Grosvenor Fund Management where he was involved in fund strategy, risk analysis and capital raising. Richard is the author of two books and numerous academic and industry papers. In 2012 he published Real Estate and Globalisation (Wiley Blackwell, Oxford), which explains the impact on real estate markets of the rise of emerging markets such as China and Brazil. He has extensive consulting experience and is a Visiting Professor in the Department of Construction and Project Management at the Bartlett School, University College London. He holds a PhD in economics from the University of Reading where he taught, in the Departments of Economics and Land Management, between the years of 1987 and 1998.​​​

Articles by Richard Barkham

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